San Diego, California Short Term Rental Regulations

City Code of Ordinances

San Diego heavily regulates short-term rental. The STRO Ordinance requires a license for every STRO of a residential unit, or part thereof, for less than one month. Four (4) license types are available for the STRO, each with different requirements for the number of days and type of dwelling. Tier 1: Part-Time - Rental period is no more than 20 days per year. During the STRO, the owner or permanent resident does not need to be present. Tier 2: Home Sharing - Renting a room or rooms in a residence for more than 20 days a year while the owner or permanent resident is present. The owner or permanent resident may be absent from the permanent residence during the STRO for up to 90 days per calendar year. Home-sharing includes duplex properties and qualifying auxiliary housing units when the host resides on-site. Tier 3: Whole-Home (excluding Mission Beach) - Rentals that last more than 20 days per year and when the owner or permanent resident does not reside on-site. The number of licenses issued will not exceed 1% of San Diego’s total housing units outside the Mission Beach Community Planning Area. Guest two-night minimum stay required Tier 4: Mission Beach Whole Home -  Rentals that last more than 20 days per year and when the owner or permanent resident does not reside on-site. The number of licenses issued will not exceed 30% of the Mission Beach Community Planning Area. Guest two-night minimum stay required.

Visit the San Diego City Ordinance and Short-Term Residential Occupancy (STRO). 

Business License Requirements

All licenses are subject to the same general rules. At any given time, a host can only have one license. Within the City of San Diego, a host may not operate more than one dwelling unit for short-term residential occupancy at a time. For a license application to home share, the host must also provide proof that the dwelling unit is the host’s primary residence. The issuance of Tier 3 and Tier 4 licenses shall be on a lottery basis if sufficient demand exists. The application process will start in the fall of 2022, and licenses will be issued ahead of the implementation date. As soon as more information becomes available, the STRO webpage of the Office of the City Treasurer will be updated. It is advised that you sign up for STRO updates. On the STRO website, you can sign up by providing your email address.

View the Frequently Asked Questions (FAQs). 

Building and Housing Standards

San Diego has rules and regulations that specify minimum building, design, maintenance standards, habitability, health, and safety requirements. Some rules and regulations that apply to residential and non-residential properties may apply to your listing. View the City and Regulations page for more information. 

Tourist and Local Taxes

All hosts must have a Transient Occupancy Tax (TOT) certificate and, if appropriate, a Rental Unit Business Tax account and be compliant with the City's TOT requirements. Short-term rentals might be subjected to state and county sales tax and are liable for payment as established by state and county law. 

Other Rules

The following are prohibited for use as STRO:

• Income-restricted affordable housing units;
• Student housing, dormitories, and Single-Room-Occupancy (SRO) buildings;
• Legally established Accessory Dwelling Units (ADUs); which are a specific type of "inlaw" or "granny flat" approved by the Development Services Department;
• Sleeping quarters in most shipping containers and outdoor areas, including tipis (teepees) and tree houses;
• Sleeping quarters in vans or (RVs) recreational vehicles. RVs are not considered residential units;
• Non-residential areas within buildings, such as living/sleeping quarters added in garages without proper permits;
• Commercial office/retail or industrial (warehouse) spaces; and
• Boats or similar watercraft.

It is also essential to understand and abide by other contracts or rules that bind you, such as leases, condo boards, co-op rules, HOA rules, or rules established by tenant organizations. Please read your lease agreement and check with your landlord if applicable. Visit the San Diego website for more information.